Redan
Scoring decile 1 on all four SEIFA indexes, Redan sits at the bottom of national advantage rankings, yet its median house price has risen 89% since 2013 to $472,500, a growth rate that outpaces many more privileged suburbs. The suburb's most striking feature is its tenure split: 48.8% of households rent, compared to the national average of roughly 32%, while a 10.1% vacancy rate signals excess rental supply. Household income places Redan at the 15.3rd percentile nationally, and the crime rate of 189.7 incidents per 1,000 residents is well above typical suburban levels. These conditions make Redan one of Ballarat's most affordable entry points, drawing occupants rather than long-term owner-investors.
Population
3,000
Median Age
39.0
Household IncomeiMedian weekly household income (ABS Census)
$1,061/wk
DAs (12 months)iDevelopment Applications lodged in the past year
3
Median House
$472K
Apr-Jun 2024
At $472,500, Redan's median house price is significantly lower than the broader Ballarat region's higher-end suburbs, offering an accessible entry for first-home buyers. The long-run CAGR of 4.7% over 14 years from $250,000 in 2013 reflects steady appreciation, though the market peaked at $900,000 in 2020 before correcting sharply, sitting 47.5% below that peak as of April-June 2024. Separate houses make up 57.6% of dwellings, with semi-detached at 41.8% providing more affordable options. Monthly mortgage repayments average $1,300, giving a mortgage-to-income ratio of 28.3%, below the 30% stress threshold. Three-bedroom homes dominate at 47.1%, making the stock practical for families. The 24.5% of households with mortgages is lower than national norms, reflecting the high renter share rather than strong owner-occupier demand.
For Buyers
At $472,500, Redan's median house price is significantly lower than the broader Ballarat region's higher-end suburbs, offering an accessible entry for first-home buyers. The long-run CAGR of 4.7% over 14 years from $250,000 in 2013 reflects steady appreciation, though the market peaked at $900,000 in 2020 before correcting sharply, sitting 47.5% below that peak as of April-June 2024. Separate houses make up 57.6% of dwellings, with semi-detached at 41.8% providing more affordable options. Monthly mortgage repayments average $1,300, giving a mortgage-to-income ratio of 28.3%, below the 30% stress threshold. Three-bedroom homes dominate at 47.1%, making the stock practical for families. The 24.5% of households with mortgages is lower than national norms, reflecting the high renter share rather than strong owner-occupier demand.
For Investors
Redan's 48.8% renter share is substantially higher than the national average, providing landlords a deep tenant pool. Weekly rent of $255 against a $472,500 median implies a gross yield near 2.8%, which is low but consistent with the broader Ballarat market. The 10.1% vacancy rate is a concern, running well above the typical 2-3% threshold that signals balanced supply, meaning new landlords face real absorption risk. Development activity is minimal at just 2 applications in 12 months, limiting new supply pressure. Migration dynamics are unfavourable: net internal outflow averages 136 residents per year while overseas arrivals add only 46, producing thin natural demand growth. Rent growth of 36.8% over the measured period points to improving landlord returns, and the early gentrification signal with a score of 34 suggests some upside, though the suburb is not yet gentrifying in a sustained way.
Development Activity
Total DAs
9
Last 12 Months
3
YoY ChangeiYear-over-year change in DA lodgements
+50.0%
Avg DA CostiAverage estimated cost per DA in the past year
N/A
Monthly DA Lodgements
DA Categories
Schools in Redan iICSEA: school advantage index. 1000 = national avg, higher = more advantaged
St Aloysius' School
Prep-6 · 254 students
Demographics
The median age of 39 is 1.0 year below the national figure, placing Redan in a slightly younger cohort than average. The aging trajectory is in motion though: the senior share rose 3.8 points over the decade while the young share fell 1.2 points. Overseas-born residents at 10.9% are 10.7 percentage points below national, making the population one of the more Anglo-Celtic in VIC at this income level. Ancestry reflects that pattern: English (1,217), Irish (474) and Scottish (329) are the top three groups. University qualifications reach 26.4%, which is 3.7 points below the national figure, consistent with the SEIFA decile 1 education and occupation index. Average household size of 1.9 is 0.6 below national, pointing to a concentration of couples without children and single-person households. Volunteering runs at 13.5%, and 10.0% of residents need daily assistance, a relatively high figure for a suburb of this size.
Age Distribution
Bedrooms
Dwelling Structure
57.6%
Houses
41.8%
Townhouse
0.6%
Apartment
Tenure
Tenure divides sharply: 48.8% rent, 24.5% carry a mortgage and 26.7% own outright. The dominant renter share compared to the national average reflects a transient population attracted by lower rents rather than an owner-investor market. The median house price of $472,500 in April-June 2024 is 47.5% below the 2020 peak of $900,000, representing a significant correction from pandemic-era highs. Since 2013 the earliest recorded price was $250,000, giving 89% total growth over 14 years. The price-to-income ratio is moderate given the 15.3rd-percentile household income, but mortgage-to-income at 28.3% remains below the stress threshold. Three-bedroom homes account for 47.1% of stock and two-bedroom for 33.1%, with very few apartments at 0.6%. Rent-to-income at 24.0% is within a manageable range for tenants, keeping the rental market accessible despite the high renter concentration.
Median House Price Trend
Source: State Valuer-General
Mortgage / mo
$1,300
Rent / wk
$255
HH Size
1.9
Personal Income / wk
$654
Vacancy Ratei% of dwellings unoccupied on Census night (ABS 2021)
10.1%
Unoccupied
160
Rent / IncomeiMedian rent as % of household income. Over 30% = housing stress
24.0%
Mortgage / IncomeiMedian mortgage as % of household income. Over 30% = housing stress
28.3%
Community Profile
Ancestry
Household Composition
30.8%
Couples, no children
1,869
Total families
Economy & Employment
Healthcare dominates local employment at 23.1% of workers, followed by Education at 12.0% and Construction at 11.0%, with Public Admin at 9.1% and Retail at 7.6%. This public-sector-weighted mix explains the partial insulation from economic cycles but also the compressed income levels, with household income at the 15.3rd percentile nationally. By occupation, Professionals lead at 255 workers, followed closely by Community and Personal Service workers at 228, pointing to a healthcare-and-education workforce base rather than high-paid knowledge roles. Full-time employment runs at 59.2% and unemployment at 5.9%, both weaker than national benchmarks. Only 51.0% of working-age residents participate in the labour force, with 947 not in the labour force, consistent with the SEIFA decile 1 disadvantage score. Real income growth of 16.1% over the decade shows some improvement, but the suburb starts from a low base.
Unemployment
7.3%
Labour Force
6,190
Unemployed
451
Quarterly Trend
Source: SALM Dec-25
Socio-Economic Indexes (SEIFA)iABS index ranking suburbs from 1 (most disadvantaged) to 10 (most advantaged)
Full-time
59.2%
Part-time
34.9%
Participation
51.0%
Employed
1,222
Occupations
Top Industries
University
26.4%
Postgraduate
5.4%
Born Overseas
10.9%
Dwellings
1,414
Transport to Work
Car dependency is strong at 85.6% of commuters driving, compared to walking or cycling at just 4.5% and public transport at 2.7%, reflecting the suburban Ballarat context where services are limited relative to Melbourne. The IRSAD decile 1 score places Redan in the bottom tenth nationally for relative advantage, and the IRSD decile 1 confirms high relative disadvantage. Crime at 189.7 incidents per 1,000 residents is elevated, with property and deception offences the top category at 297 incidents and justice procedures offences second at 130. The 10.0% of residents needing daily assistance is above typical suburban rates. No schools are recorded within the suburb boundary, so families depend on nearby Ballarat institutions. Rent-to-income at 24.0% keeps housing costs manageable for tenants, though the combination of low income, high crime and bottom-decile SEIFA scores makes Redan one of Ballarat's more challenging living environments by objective measures.
Drive
85.6%
Public Transport
2.7%
Walk / Cycle
4.5%
Work from Home
N/A
Population Forecast
+0.29%/yr
(+37 people/yr)
EstablishedPopulation has trended slightly downward in recent years, sitting at an estimated 12,766 in 2025 compared to 12,847 in 2023, though medium forecasts project a recovery to around 13,112 by 2026 and 13,297 by 2031. Annual growth sits at 0.29% per year, adding roughly 37 people. Net internal migration is a negative 136 per year, partially offset by overseas arrivals of 46, making overseas migration the primary driver of what little growth exists. The population has grown 5.7% over the past 10 years, well below typical established suburb averages. Affordability has remained stable, moving from 44.2% in 2011 to 42.3% in 2021. The gentrification score of 34 places Redan in early signs territory, below the threshold for active gentrification, and the gentrification analysis flags net internal outflow as the main counter-signal.
Historical + Forecast
Hamilton-Perry + Holt smoothing on ERP 2001-2025
Age Cohort Forecast
Primary Driver
Overseas Migration
Net Overseas / yr
+46
Net Internal / yr
-136
Gentrification Signal
Not gentrifying
Net internal outflow -136/yr
Safety & Crime
Total Offences
569
Year ending June 2024
Rate per 1,000 People
189.7
Offence Categories
Source: Crime Statistics Agency Victoria / SA Police
National Ranking iPercentile rank among ~15,000 AU suburbs. 90% = higher than 90% of suburbs
How Redan compares to ~15,000 Australian suburbs
Frequently Asked Questions
Is Redan a good suburb to live in?
Redan scores decile 1 on all four SEIFA indexes, placing it in the bottom 10% nationally for advantage and lowest on relative disadvantage. Crime runs at 189.7 incidents per 1,000 residents. Housing is affordable, with a $472,500 median and $255 weekly rent, and the suburb is close to Ballarat's services, but households sit at the 15.3rd income percentile nationally.
What is the median house price in Redan?
The median house price is $472,500 as of April-June 2024, down 47.5% from a 2020 peak of $900,000. Since 2013 the price has risen 89% from $250,000, a CAGR of 4.7%. Monthly mortgage repayments average $1,300 and rent runs $255 per week.
What schools are in Redan?
No schools are recorded within Redan's boundaries in this dataset. The suburb's postcode 3350 covers part of Ballarat, so families typically access schools in neighbouring Ballarat suburbs. University qualification rates at 26.4% are 3.7 points below the national figure.
Is Redan safe?
Redan recorded 569 total crimes in the reference period, giving a rate of 189.7 incidents per 1,000 residents, well above typical suburban averages. Property and deception offences account for 297 incidents, the largest category. The IRSD decile 1 score places the suburb in the highest-disadvantage tier nationally, which correlates with elevated crime rates.
Is Redan good for property investment?
Redan offers a 48.8% renter share well above national averages, providing a large tenant base, but the 10.1% vacancy rate signals oversupply risk. Weekly rent of $255 against a $472,500 median gives a gross yield near 2.8%. Rent grew 36.8% over the measured period. Net internal migration of negative 136 per year limits organic demand growth.
How is Redan's population changing?
The population has edged down slightly from 12,847 in 2023 to an estimated 12,766 in 2025. Annual growth is 0.29%, adding about 37 people. Internal migration runs at negative 136 per year and overseas migration adds 46, making overseas arrivals the only net population driver. Medium forecasts project the population reaching 13,297 by 2031.
How to read these comparisons
Phrases like "above the national average" reference the unweighted median across Australian suburbs with more than 1,000 residents, not population-weighted national figures. Suburb-level medians are more useful for ranking suburbs against each other; ABS census headlines are population-weighted (so dominated by Sydney and Melbourne) and can read very differently.
Current baseline (refreshed 2026-05-10): median age 40, university-educated 30.1%, born overseas 21.6%, average household size 2.5 people.
Data sources: ABS 2021 Census (demographics, income, tenure), state Valuer-General (house prices), Department of Jobs SALM (unemployment), ACARA (school ICSEA), state Crime Statistics agencies (offences), council DA portals (development applications). Population forecasts use a Hamilton-Perry cohort model calibrated to ABS ERP.
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